Your Guide to the Home Loan Process

Pre-qualification is a quick estimate based on what you tell me. Pre-approval is a full review, I pull your credit, verify your income, and issue a letter that carries real weight with sellers. In today’s market, you want pre-approval before you make any offers.

It depends on the loan type. USDA loans can be zero down. FHA requires 3.5%. Conventional loans start at 3%. And with Georgia down payment assistance programs, even that upfront amount can be covered for qualifying buyers.

Your payment typically covers four things: principal (paying down the loan), interest (the cost of borrowing), property taxes (collected monthly and paid to your county), and homeowner’s insurance. This is often called PITI. If your down payment is under 20%, you’ll also pay mortgage insurance.

Typically 30–45 days from the time your offer is accepted. The process moves faster when your documents are organized and you’re responsive, I’ll guide you on exactly what you need and when.

580 for FHA, 620 for conventional. But a score of 680+ will get you significantly better interest rates and terms. If your score needs work, I can walk you through a specific plan, most buyers who follow it are ready within 90–180 days.

Often yes. FHA guidelines are more forgiving, and I’ve helped clients navigate collections, late payments, and even past bankruptcies. The first step is a real conversation about where you are and what’s possible.